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    865 John Marshall Hwy Front Royal, VA 22630

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    For Lease
    $7,000 /Mo

    High-visibility commercial property suitable for retail, restaurant, or other ventures.

    Lot size:
    0.69 Acres

    Property Features for 865 John Marshall Hwy

    General Information

    Property type
    Commercial
    Standard status
    Active
    Lot size
    0.69 Acres

    Building Details

    Year built
    1980

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    Listing Contact
    Elizabeth M Waller
    Source: Elliman

    Listing Agency: KELLER WILLIAMS REALTY/LEE BEAVER & ASSOC. Listing Agent: Elizabeth M Waller

    Displayed information is deemed reliable but is not guaranteed and should be independently verified.

    Learn more

    Overview

    Prime Commercial Property Near Skyline Drive

    This 0.69-acre commercial property is located in a prime location with high visibility. Situated near the intersection of Rt 55 and Rt 522, adjacent to a gas station and shopping center, it benefits from its proximity to numerous businesses and food establishments. The property is approximately 4 miles from both I-66 Exit 13 and I-66 Exit 6, and 11 miles from the I-66 and I-81 intersection, placing it under 70 miles from Washington DC and 55 miles from Washington Dulles International Airport. The property was remodeled and updated in 2021 and is currently home to a popular restaurant of 18+ years. As designed, it features a 38x36 banquet/meeting room with separate restrooms and a second bar area, accessible through double doors, that could function as an independent space with a private entrance and access to potential outdoor seating. The main dining space measures 37x34 and includes a 24 ft bar area and private restrooms. A large kitchen/prep/storage/office area includes a rear entrance and access to a partial basement for storage. The property offers excess parking with 60+ spaces possible and two curb entrances from John Marshall Hwy. The location is ideal for retail, restaurant, bank, convenience store, gas station, office, boutique hotel, farm market, or drive-through. It is also suitable for a Tesla supercharging station. The property features signage/billboard and is a corner lot near the first busy intersection coming into Front Royal from Northern VA.
    Location Intelligence

    Current Use by Public Records

    Soul Mountain Restaurant ... Restaurant

    Suggested Use

    Real Estate Agency Law Firm Restaurant Spa & Massage Center Dental Office Hair Salon Nail Salon Building Supply Gym & Fitness Center Skin Care Clinic

    Zoning and permitted uses should be independently verified with local authorities.

    Location Insight

    • Map
    • Local Demand
    City
    Front Royal
    County
    Warren
    State
    Virginia
    Longitude
    -78.1824299
    Latitude
    38.9099212

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    FAQs

    What type of property is this?
    Conventional restaurant - High-visibility commercial property suitable for retail, restaurant, or other ventures.
    Where is this conventional restaurant located?
    The property is located at 865 John Marshall Hwy Front Royal, VA.
    What is the lease rate?
    The lease rate is $7,000 /Mo.
    What are key features of this property?
    This property features: - Prime location on a well-traveled route from DC to Shenandoah National Park/Skyline Drive, ensuring high visibility and traffic.; - .69 acre C-1 property with 60+ parking spaces, suitable for various commercial uses.; - Existing 18+ year popular restaurant business on-site, offering immediate income potential or conversion opportunity.
    (540) 671-6145
    Request Owner's contact information
    865 John Marshall Hwy Front Royal, VA 22630
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    Front Royal, VA 22630
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    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

    More about this property
    865 John Marshall Hwy Front Royal, VA 22630
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    We can help!
    Listing Contact
    Elizabeth M Waller
    Real Estate License ID: 0225228276
    (540) 671-6145 (703) 330-2222
    Learn more
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